21.14.020 General Commercial | Redmond Zoning Code

21.14.020 General Commercial.

This section was recently amended by Ordinance 3083, codified in October 2022.

A. Purpose. The purpose of the General Commercial (GC) zone is to provide for retail and service businesses that serve community needs and that are better suited for locations outside of the Downtown, Overlake, or Neighborhood Commercial zones. These uses are more land intensive, serve travelers, or offer warehouse sales and sales of larger goods that make location in the Downtown, Overlake, or Neighborhood Commercial zones undesirable. Examples of such uses include, but are not limited to, large-box retail, vehicles sales and service, mini-warehouses, rental services, wholesale uses, and other similar uses. Mixed-use development is also allowed.

The following table is specific to this zone and provides references for each of the major topics that are regulated throughout the code. The individual topics provide function as connection or linkage to the chapters and sections of the Redmond Zoning Code that apply to development within this zone.

General Commercial – Regulations Table
Land and Structure	Transportation	Environment	Community	Process	Money	Incentives	Other
Floor Area Ratio (FAR)	Fences	Parking Standards	Landscaping	Historical and Archeological Resources	Review Procedures	Development Fees	Transfer Development Rights Program (TDR)	Special Regulations
Height	Signs	Transportation Standards	Trees	Design Standards	Permits	Doing Business	Green Building Incentive Program (GBP)	Public View Corridors and Gateways
Density	Outdoor Storage, Display and Enclosures		Environmental Regulations	Affordable Housing	Development Services		General Incentive Information	Transition Overlay Areas
Impervious Surface	Lighting		Open Space	Neighborhood				Wireless Communication Facilities
Setbacks	Hazardous Liquid Pipelines

Table 21.14.020A Maximum Development Yield
Floor area ratio (FAR)	1.15	TDRs: 0.45 GBP: 0.45	1.60	Example of a 3-story building with FAR = 1.15	Example of a 4-story building with FAR = 1.60
Height	3 stories	TDRs: 1 story GBP: 1 story	4 stories

Table 21.14.020A
Maximum Development Yield

Base

Residential Bonuses Available, and Quantity

Maximum

Illustrations

Floor area ratio (FAR)

1.15

TDRs: 0.45

GBP: 0.45

1.60

Example of a 3-story building with FAR = 1.15

Example of a 4-story building with FAR = 1.60

Height

3 stories

TDRs: 1 story

GBP: 1 story

4 stories

Table 21.14.020B Regulations Common to All Uses
	Regulation	Standard	Exceptions
Minimum	Lot Frontage (ft)	30
	Setbacks (ft)
	Front	10	A. A 10-foot rear and side setback shall apply if a structure abuts property in a residential zone. B. As part of a binding site plan, site plan entitlement, or master planned development, required setbacks may be modified as follows: 1. Side setback distances may be modified to permit a zero side setback to accommodate clustering. 2. Front setbacks may be modified from private streets and access corridors, provided front setbacks are maintained from all public streets. C. Fences, landscaping, flagpoles, street furniture, transit shelters and slope stability structures are permitted in setback areas, provided that all other applicable requirements are met; no other structures, and no accessory structures are allowed in setback areas. D. Projections or equipment. Attached or detached mechanical structures or equipment, including but not limited to, electrical equipment boxes, heat pumps, air conditioners, emergency generators, and water pumps are allowed in a street setback. However, mechanical structures or equipment are not allowed in a required setback abutting a residential zone. Where there is no alternative location and the equipment will generate no noise, electrical or utility equipment boxes may be located in a setback abutting a residential zone. E. Setbacks may be reduced by 50 percent if located adjacent to a nonresidential zone and reduced by 25 percent if located adjacent to a residential zone through the GBP.
	Street	10
	Landscaping	25 percent
Maximum	Impervious Surface Area	75 percent
	Height (feet)	Varies	A. Maximum height in shoreline areas is 35 feet, except that structures, including bridges, that support a regional light rail transit system may be higher than 35 feet but shall be no higher than is reasonably necessary to address the engineering, operational, environmental, and regulatory issues at the location of the structure. (SMP) B. Maximum height for mixed-use structures is three stories without TDRs or GBP and four stories with TDRs or compliance with the GBP.
	FAR	0.35	A. In mixed-use structures, maximum FAR for residential uses and for other uses is additive (i.e., up to 1.15 without TDRs or GBP and up to 1.60 with TDRs or compliance with the GBP). B. All legal lots are entitled to 10,000 square feet gfa without the use of TDRs provided that other site requirements can be met.
	Drive-through	n/a	A. Drive-through facilities are permitted. B. Adequate vehicle queuing space shall be provided outside the public right-of-way, on-site vehicular circulation aisles, and the area between the building and the street. C. Type II landscaping shall screen drive-through lanes.

D. General Allowed Uses and Cross-References. The following tables provide references for each of the allowed use classes for the zone. References are provided for assistance in associating the current use classes with the use classes and associated definitions that were in effect prior to December 31, 2021. Additional references assist in generally aligning use classes with the Redmond Building Code, Institute of Transportation Engineers (ITE) Trip Generation Manual, and the City’s business licensing system. Additional information specific to the intended use may be necessary.

Uses that are not listed below nor within the associated definition of the individual use category or class shall be classified by the Code Administrator for applicability based on the purpose and intent of the zone within which the use is proposed.

Table 21.14.020.1. General Allowed Uses and Cross-References in GC Zone (Residential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
Residential Use Category	Residential Use Class	Former Use Classification (Prior to Dec. 31, 2021)	Use Permissions	Building Code Occupancy Class	ITE Trip Generation Manual Land Use Code
High density residential	Multifamily structure	Multifamily structure	P	R	200 – 299
High density residential	Mixed-use residential structure	Mixed-use residential structure	P	R	200 – 299

Table 21.14.020.2. General Allowed Uses and Cross-References in GC Zone (Nonresidential)
Use Permissions: P – Permitted; L – Limited; C – Conditional; N – Not Permitted
Nonresidential Use Class	Former Use Classification (Prior to Dec. 31, 2021)	Use Permissions	Building Code Occupancy Class	ITE Trip Generation Manual Land Use Code
Retail sales	Automobile sales, service, or rental establishment; heavy consumer goods sales or service; durable consumer goods sales or service; consumer goods sales or service, other than heavy or durable; grocery, food and beverage; convenience store; health and personal care	L	M	800 – 899
1. Drive-through facilities.		P
Business and Service	Finance and insurance; real estate services; professional services; administrative services; personal services	P	B	600 – 699 for veterinary, 700 – 799, 900 – 999
1. Drive-through facilities.		P
Marijuana retail sales	Marijuana retail sales	P	R	882
Food and beverage	Full-service restaurant; cafeteria or limited service restaurant; bar or drinking place	P	A	900 – 999
1. Drive-through facilities.		P
Pet and animal sales or service (except veterinary)	Pet and animal sales or service (except veterinary); animal kennel/shelter	L	B	800 – 899
Hotel, motel, and other accommodation services	Hotel or motel	P	R-2	300 – 399
Artisanal manufacturing, retail sales, and service		L	M, F, H	100 – 199, 800 – 899, 900 – 999
Road, ground passenger, and transit transportation	Road, ground passenger, and transit transportation	P
Rapid charging station	Rapid charging station	L
Battery exchange station	Battery exchange station	L
Communications and information	Communications and information	P
Wireless communication facilities	Wireless communication facilities	P
Local utilities	Local utilities	P
Regional utilities	Regional utilities	C
Incidental hazardous waste treatment and storage	Incidental hazardous waste treatment and storage	L
Arts, entertainment, recreation, and assembly	Performing arts or supporting establishment; museums and other special purpose recreational institutions; zoos, botanical gardens, arboreta, etc.; amusement, sports, or recreation establishment	P	A	400 – 499, 500 – 599
Natural and other recreational parks	Natural and other recreational parks	P		400 – 499
Government and administration	Public administration; other government functions; public safety	P	B	700 – 799
Institutional health and human services	Ambulatory and outpatient care services	P	I	600 – 699
Day care center	Day care center	L	E	500 – 599
Faith-based and funerary	Religious institutions; funeral homes and services; cremation services and cemeteries	L	A, B, H, I, R, S	500 – 599
Water enjoyment use	Water enjoyment use

E. Allowed Uses and Basic Development Standards. The following table contains the basic zoning regulations that apply to uses in the General Commercial (GC) zone. To use the chart, read down the left-hand column titled “Use.” When you have located the use that interests you, read across to find regulations that apply to that use. Uses are permitted unless otherwise specified in the Special Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020, Overview of the Development Process, for more information.

Table 21.14.020C Allowed Uses and Basic Development Standards
Section	Use	Maximums		Parking Ratio: Unit of Measure (Minimum Required; Maximum Allowed)	Special Regulations
Section	Use	Height (stories) w/o TDR or GBP; w/TDR or GBP	FAR w/o TDR or GBP; w/TDR or GBP		Special Regulations
Residential¹
1	Multifamily structure	3; 4	0.80; 0.90	Studio (1.2, 1.2) 1 bedroom (1.5, 1.5) 2 bedrooms (1.8, 1.8) 3+ bedrooms (2.0, 2.0)
2	Mixed-use residential structure	3; 4	0.80; 0.90
General sales or services
3	Retail sales	2; 3	0.35; 0.70	600 sq. ft. enclosed sales gfa (1.0, 1.0); and 2,500 sq. ft. open sales/rental display area (1.0, 1.0); and service bay (3.0, 3.0); and employee on maximum shift (1.0, 1.0)	A. Shall not abut residential zone. B. Sales uses must operate as stand-alone businesses; rental uses may operate in mixed-use developments. C. Rental uses operating in mixed-use developments are limited to eight rental vehicles at any given time in existing parking spaces; additional vehicles may be stored on site in a building or elsewhere given submittal and approval by the Technical Committee of a vehicle storage plan. D. Vehicle display area shall be outside of required parking and landscape areas. E. Vehicles shall be stored on paved surfaces. F. Advertising signs are not permitted on the outside of vehicles. Signs providing information about the vehicle, such as year, make, model, may be displayed on the outside of or in the windows of vehicles. G. Outdoor loudspeaker systems are prohibited. H. Razor wire, chain link, and barbed wire fences prohibited on street or access frontage. I. Vehicle repair shall be conducted indoors.
4	Business and service	2; 3	0.35; 0.70	1,000 sq. ft. gfa (4.0, 5.0)	A. Adequate vehicle queuing space shall be provided outside the public right-of-way, on-site vehicular circulation aisles, and the area between the building and the street. B. Type II landscaping shall screen drive-through lanes.
5	Marijuana retail sales	2; 3	0.35; 0.70	1,000 sq. ft. gfa (4.0, 5.0)	See RZC Chapter 21.41, Marijuana-Related Uses, for additional requirements.
6	Food and beverage	2; 3	0.35; 0.70	1,000 sq. ft. gfa (9.0, 9.0)	A. Adequate vehicle queuing space shall be provided outside the public right-of-way, on-site vehicular circulation aisles, and the area between the building and the street. B. Type II landscaping shall screen drive-through lanes.
7	Pet and animal sales or service (except veterinary)			1,000 sq. ft. gfa (4.0, 5.0)	Boarding and training facilities must be located inside of a structure.
8	Hotel, motel, and other accommodation services¹^, ²			Rental room (1.0, 1.0)
Manufacturing and Wholesale Trade
9	Artisanal manufacturing, retail sales, and service	2; 3	0.35; 0.70	1,000 sq. ft. gfa (4.0, 5.0)
Transportation, Communication, Information, and Utilities
10	Road, ground passenger, and transit transportation	2; 3	0.35; 0.70	1,000 sq. ft. gfa (4.0, 5.0)
11	Rapid charging station			Adequate to accommodate peak use	Shall not be located on a parcel that abuts a residential zone, RZC 21.04.030, Comprehensive Allowed Uses Chart.
12	Battery exchange station			Adequate to accommodate peak use	Shall not be located on a parcel that abuts a residential zone.
13	Communications and information			1,000 sq. ft. gfa (4.0, 5.0)	See requirements for incidental hazardous waste treatment and storage in this table.
14	Wireless communication facilities	2; 3	0.35; 0.70		See RZC Chapter 21.56, Wireless Communication Facilities, for specific development requirements.
15	Local utilities			Adequate to accommodate peak use
16	Regional utilities				Conditional use permit required. See RZC 21.76.070.K, Conditional Use Permit.
17	Incidental hazardous waste treatment and storage				A. Allowed only as an accessory use to communications and information; all site requirements for that use apply. B. Storage limited to amount necessary for proper function of business, not to exceed quantities permitted by Redmond Fire Department; excess stockpiling prohibited. C. Outdoor storage requires Technical Committee approval and shall be confined to outbuildings, sheds, and other structures where leakage confinement or spill treatment can be reasonably handled and where exposure to the elements does not increase the possibility of a spill incident. D. Measures shall be taken in the construction of structures, design of storage areas, and design of delivery areas to prevent release of materials, including those resulting from a “worst case” accident and including consideration of large storms where areas are not covered. E. Hazardous materials shall not cause fumes, unpleasant odors, or harm to others in the course of normal handling. This shall not preclude the handling of materials with the use of approved filters, hoods, scrubbers, or other methods of removing odors or harm.
Arts, Entertainment, and Recreation
18	Arts, entertainment, recreation, and assembly	2; 3	0.35; 0.70	Assembly uses: 1,000 sq. ft. gfa (10.0, 10.0), or number of fixed seats (0.2, 0.2) Other uses: 1,000 sq. ft. gfa (4.0, 5.0)
19	Natural and other recreational parks	2; 3	0.35; 0.70	1,000 sq. ft. gfa (0, adequate to accommodate peak use)
Education, Public Administration, Health Care, and Other Institutions
20	Government and administration	2; 3	0.35; 0.70	1,000 sq. ft. gfa (4.0, 5.0)
21	Institutional health and human service			1,000 sq. ft. gfa (4.0, 5.0)
22	Day care center			Employee on maximum shift (1.0, 1.0)	A. Play equipment shall be located no less than ten feet from any property line. B. Shall not be located closer than 300 feet from existing day care operation in residential zone.
23	Faith-based and funerary			Assembly uses: 1,000 sq. ft. gfa (10.0, 10.0), or number of fixed seats (0.2, 0.2) Other uses: 1,000 sq. ft. gfa (4.0, 5.0)	A. Decorative fencing or decorative walls and landscaping on side or back lots are required when necessary to prevent visual impacts on neighboring properties and public shoreline areas. B. Refer to RZC 21.08.280, Faith-Based and Funerary, for requirements concerning faith-based and funerary uses.
Other
24	Water enjoyment use	35 ft.; 35 ft.	0.35; 0.70	1,000 sq. ft. gfa (4.0, 5.0)	Only allowed in the Bear Creek shoreline jurisdiction downstream of Avondale Road on Union Hill Road, Redmond Way, or SR 520; and, in the Sammamish River shoreline jurisdiction at NE 85th Street or NE 90th Street.
25	Kiosk	1; 1			A. Limited to uses associated with water enjoyment within the shoreline jurisdictions of Bear Creek and the Sammamish River. B. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access. C. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act. D. Structures shall be secured to prevent tipping and endangering public safety. E. Maximum size is six feet wide by ten feet long. F. Administrative design review required for structures.
26	Vending cart
27	Drive-up stand			1,000 sq. ft. gfa (4.0, 5.0)	A. Limited to uses associated with water enjoyment within the shoreline jurisdictions of Bear Creek and the Sammamish River. B. Shall not locate in required parking, landscaping, or drive aisle area, or any area that would impede emergency access. C. Shall not reduce or interfere with functional use of walkway or plaza to below standards of Americans with Disabilities Act. D. Structures shall be secured to prevent tipping and endangering public safety. E. Maximum size is six feet wide by ten feet long. F. Administrative design review required for structures. G. Must submit circulation plan addressing queuing.

1Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing, as defined under RCW Chapter 84.36, are allowed in all land use districts where residential dwellings and/or hotel uses are allowed, subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing.

2Emergency housing, as defined under RCW 36.70A.030, and emergency shelter, as defined under RCW 36.70A.030, are allowed in all land use districts where hotel uses are allowed. Emergency housing is subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing. Emergency shelter is subject to RZC 21.57.020, Emergency Shelter.

F. Cross-references. For information on how to measure various site requirements like height and setbacks, see RZC 21.16.020, How to Measure Site Requirements. See RZC 21.16.030, Other Applicable Regulations, for information on other standards that may apply to you. (Ord. 2642; Ord. 2652; Ord. 2708; Ord. 2803; Ord. 2836; Ord. 2919; Ord. 2978; Ord. 3074; Ord. 3083)